Bloomfield Cottage ANCRUM • ROXBURGHSHIRE Bloomfield Cottage ANCRUM • ROXBURGHSHIRE • TD8 6UW

A picturesque traditional country cottage

Accommodation and amenities 2 reception rooms • 3 bedrooms • 2 bath/shower rooms Kitchen • Utility room • Cloakroom

‘Duck house’ and pond • Pretty garden

In all about 0.44 acres

For sale as a whole

Ancrum 3 miles • Melrose 11 miles • Edinburgh 45 miles (Distances approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation Gardens and Grounds Bloomfield Cottage is situated in the heart of the Scottish Borders, in Roxburgh golf course can also be found approximately 3 miles to the Most of the garden lies to the north and east of the house with magnificent countryside approximately 3 miles west of the delightful west of the town. lawns, well-stocked herbaceous borders, hedges and mature trees. and historic Borders village of Ancrum. The cross which stands on the A particular feature of the garden is the pond and the ‘duck house’, village green dates from the 13th century. Ancrum Moor, scene of one Directions formerly the cottage’s pigsties. A stone wall runs along the southern of the last major Borders conflicts, is nearby. The village is well served Follow the A68 south from St Boswells for approximately 5 miles boundary of Bloomfield Cottage with double gates opening onto a by a local shop, public house and primary school. A wide range of and turn right for Ancrum. On leaving the village turn left. At the next large gravel parking area. Within the garden there is also a garden t-junction turn right. Proceed for just over a mile; Bloomfield Cottage services and day to day amenities can be found in Jedburgh (6 miles). shed and wood store. is on the right hand side of the road. Melrose (11 miles) is very picturesque and has some wonderful shops Services and restaurants. Every year it plays host to the world famous Melrose Description Sevens rugby competition and also the Borders Book Festival. Mains water; mains electricity. Drainage to septic tank. Oil fired central Bloomfield Cottage is situated in a picturesque and peaceful rural heating. These services have not been tested and therefore there is Bloomfield Cottage is accessible from both the north and south. location. Properties of this sort rarely come to the market and are no warranty from the agents. Edinburgh, lying 45 miles to the north, has an international airport particularly scarce in the Borders. Built of local stone (with a partially and an intercity rail service, while Berwick-upon-Tweed (36 miles), rendered finish) under a slate roof, it has 3 bedrooms (one bedroom Outgoings lends itself for use as a study/office/dining room). The cottage faces to the east, has a main line station (current journey time to London Bloomfield Cottage - Council Tax band F approximately 3½ hours). The Borders is well known for its wealth south and as a result of its open, sunny aspect, benefits from a of sporting and recreational opportunities; Bloomfield Cottage is an wonderfully light and bright atmosphere. In recent years the cottage ideal base for those who enjoy walking, cycling, riding, golf and has undergone a significant program of refurbishment and as a result fishing on the Rivers Tweed and Teviot. There are frequent National is exceptionally comfortable. Hunt race meetings at Kelso (15 miles), where the Championship (See floor plans for room layout and dimensions) Conditions of Sale 1. Fixtures and Fittings Items not specifi cally mentioned within the sale particulars are not included in the sale, but may be available for purchase at separate valuation.

2. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights aﬀ ecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given.

3. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

Entry By arrangement.

Viewing Viewing is strictly by prior appointment with the Sole Agents Knight Frank LLP. Prior to making an appointment to view, Knight Frank LLP strongly recommend that you discuss any particular points which are likely to aﬀ ect your interest in the property with a member of staﬀ who has seen the property in order that you do not make a Ground Floor First Floor wasted journey.

Closing Date A closing date by which oﬀ ers must be submitted may be fi xed later. Anyone who has informed the Selling Agents in writing that they intend to make an oﬀ er will be sent a letter drawing their attention to the Closing Date.

Important Notice 1. Particulars: These particulars are not an oﬀ er or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given 01578 722814 is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs 11 Market Place, Lauder show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any Berwickshire, TD2 6SR part of the property does not mean that any necessary planning, building regulations or other consent has been [email protected] obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change KnightFrank.com without notice. Particulars dated June 2017. Photographs dated May 2017. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.